Chapter 17 — 84F. CALIFORNIA COASTAL ZONE RESOURCE PROTECTION PROCEDURES VISUAL RESOURCES

This chapter implements applicable provisions of the local coastal program for ensuring the protection of coastal visual resource areas by providing standards for the review, authorization, and conditioning of new development and land uses consistent with the requirements of the California Coastal Act.

(Ord. of 2-22-2011(1))

The provisions of this chapter apply to the review of coastal development permit applications for all development proposed on sites visible from publicly accessible vantages, including but not limited to streets and highways, trails, or parklands, for which views to and along the ocean and scenic coastal areas may potentially be impacted.

(Ord. of 2-22-2011(1))

• A. Visual resources impact analysis. A permit application for development on a site that is subject to this chapter shall include a visual resources impact analysis that complies with the following requirements:

  1. Report contents. A visual resources impact analysis shall include, but not be limited to:

     • a. A narrative describing the coastal scenic resources visible through the project site from publicly-accessible vantage points, including expanses of open ocean, bay, harbor, river or other waterbody vistas, beach and shoreline areas, off-shore rocks and islands, and noteworthy terrestrial landforms and vegetated areas;

     • b. A survey of the heights, bulks, and architectural styles of structural improvements in surrounding areas. The study area should be adequately sized to fully characterize the project locality;

     • c. Photographs of the site;

     • d. Drawn-to-scale plan view and elevational cross-sectional site plans, illustrating the location and dimensions of structural improvements, quantification of any associated grading and excavation work, and the location and type of proposed landscaping;

     • e. A schedule of exterior building materials, describing the types and colors of siding, cladding, roofing, window, and lighting elements; and

     • f. An evaluation of potential impacts to coastal scenic views and visual resources, including:

       • i. The degree to which existing views to and along the coast from public-accessible vantages, both across the project site and from other public areas such as parklands, beaches, and seaward areas, will be obstructed and/or altered by the new development or use;

       • ii. An assessment of the relative compatibility of the proposed project structural improvements with similar development in the surrounding area, comparing and contrasting, building heights, square-footages, floor-area, lot coverage, and, where discernable, architectural design continuity.

• B. Story poles. At the discretion of the director, as determined to be necessary for assessing the proposed development's visual resource ramifications, the applicant may be required to erect story poles as part of the permit review process.

• (Ord. of 2-22-2011(1))

In addition to the findings for approval or conditional approval of a coastal development permit as required by Section 17.84.033 , the following supplementary findings, based on factual evidence, shall be made for new development situated within publicly-accessible coastal viewsheds:

• A. The development or use has been designed and sited to:

  1. Protect views to and along the ocean and scenic coastal areas;

  2. Minimize landform alteration;

  3. Be visually compatible with the character of surrounding areas; and

  4. Restore and enhance visual quality in visually degraded areas, where feasible.

• B. Development within designated highly scenic areas: In addition to the supplementary findings set forth in sub-section A, development or use situated within a highly scenic area, as identified within the coastal land use plan, shall:

  1. Be subordinate to the character of the setting.

• C. All land divisions, including, lot splits, lot line adjustments, merger and resubdivisions: Development siting and design standards for subsequent improvements have been included to ensure that visual resources will not be significantly adversely impacted with respect to: (a) views to and along the coast and scenic areas, (b) natural landform alterations, (c) visual compatibility with the character of the surrounding area, (d) restoration and enhancement, where feasible, of visually degraded areas, and (e) in highly scenic areas, the subordinality of subsequent site development with the character of its setting.

• (Ord. of 2-22-2011(1))

The following development standards shall be applied in the approval of new development on sites between the first public road and the sea where the building site would be visible from publicly-accessible vantages:

• A. Exterior building materials. Use of the following exterior building materials shall be prohibited:

  • Mirrored or reflective-coated glazing

  • Intense, brightly-hued roofing or siding materials

• B. Exterior lighting. Exterior lighting shall be limited to low-wattage illumination necessary to provide for safe nighttime transit and/or visual site security. Lighting shall employ siting and design features, such as cut-off shielding, recessed fixtures, and low-rise stanchions, and be downcast to minimize glare and prevent light from being directed off of the project property.

• C. Landscaping. The installation of landscaping shall be appropriately limited by species and location to assure that, at maturity, the installed vegetation will not significantly obstruct pre-project coastal views across the project property.

• (Ord. of 2-22-2011(1))